The Cotz
Overview & Key Facts
The Cotz is a 48-unit freehold apartment completed in 2012, located at 171 Telok Kurau Road in District 15. Developed by Fragrance Realty Pte Ltd — a developer best known for budget hotels and compact residential projects rather than luxury condominiums — The Cotz embodies the Fragrance playbook: small site, no-frills facilities, efficient unit sizes, and a price point designed to attract entry-level buyers and yield-focused investors.
At a median price of $642,000 and a trailing-twelve-month average of $1,657 psf, The Cotz offers something increasingly rare in Singapore’s private property market: a freehold District 15 address for under $700,000. That headline figure, combined with a gross rental yield of 4.3% backed by 98 recorded rental transactions, positions The Cotz squarely as an income-generating asset rather than a lifestyle purchase. Buyers are paying for tenure and yield, not a resort-style living experience.
The development sits on a compact 1,521-square-metre freehold site on Telok Kurau Road — a quiet, tree-lined residential street that connects Changi Road to Marine Parade Road. The name “Telok Kurau” derives from the Malay for “mango fish bay,” a nod to the area’s origins as a coastal fishing village. Today, the neighbourhood has evolved into one of the East Coast’s most sought-after low-rise residential enclaves, characterised by a mix of landed homes, walk-up apartments, and boutique condominiums that sit within easy reach of the Katong-Joo Chiat heritage corridor.
Location & Connectivity
The Cotz’s location on Telok Kurau Road places it in one of District 15’s most characterful residential pockets. Telok Kurau has been a popular middle-class residential district since the 1960s, prized for its unimposing streetscape of modest bungalows, terrace houses, and low-rise apartments that coexist alongside neighbourhood coffeeshops and small businesses. Despite the urban development that has transformed nearby Katong, Telok Kurau has managed to retain its quiet, village-like charm.
MRT access is serviceable but not exceptional. Marine Terrace MRT (TE26) on the Thomson-East Coast Line is approximately 800 m away — a 10-to-12-minute walk that is tolerable but not the sort of doorstep convenience that drives MRT-premium pricing. Kembangan MRT (EW6) on the East-West Line sits at 860 m, and Eunos MRT (EW7) at 1.13 km. The TEL is the more relevant line for most commuters: it provides a direct connection to the CBD via Shenton Way, Marina Bay, and Orchard without transfers, and Marine Terrace station’s opening has meaningfully improved the area’s public transport connectivity.
The immediate neighbourhood compensates for the walk-to-MRT distance with genuine walkable amenities. Telok Kurau Road’s southern stretch is dotted with casual eateries, bakeries, and neighbourhood shops. The Katong-Joo Chiat heritage belt — with its Peranakan shophouses, laksa joints, and independent cafés — is a short walk or cycle south. East Coast Park is under 2 km away. For groceries and larger retail, Parkway Parade and i12 Katong are within a 5-minute drive. Drivers benefit from easy access to the ECP and PIE, putting Changi Airport within 15 minutes and the CBD within 20 minutes in off-peak conditions.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canossa Catholic Primary School | primary | ~1.1 km |
| Tanjong Katong Girls' School | secondary | ~1.2 km |
| Canadian International School (Tanjong Katong) | international | ~1.3 km |
| Chung Cheng High School (Main) | secondary | ~1.3 km |
| Broadrick Secondary School | secondary | ~1.3 km |
| EtonHouse International School (Broadrick) | international | ~1.3 km |
| CHIJ (Katong) Primary | primary | ~1.4 km |
Facilities
The Cotz’s facilities reflect the realities of a 48-unit boutique development on a compact 1,521-square-metre site. The amenity list is short: a swimming pool, BBQ area, fitness corner, and playground. There is no gymnasium, no tennis court, no function room, and no clubhouse. By any objective measure, this is a bare-minimum facilities package.
That said, expectations must be calibrated to the development’s scale. At 48 units, The Cotz is closer to a boutique walk-up than a full-service condominium. The swimming pool — while modest — is shared among fewer residents per square metre of water than pools in developments five or ten times larger. The BBQ area and fitness corner are adequate for a building of this size. The absence of a gym is notable but unsurprising for a Fragrance Realty project of this vintage and unit count.
The practical upside of minimal facilities is lower maintenance costs. Common facilities in large condominiums — tennis courts, function rooms, lap pools, water features — are expensive to maintain and repair, and those costs are distributed across all unit owners regardless of usage. The Cotz’s lean facilities roster keeps quarterly maintenance fees manageable, which matters for yield-focused investors watching their net rental return.
Unit Sizes & Layout
The Cotz offers two distinct unit configurations across its five-storey, 48-unit building. The one-bedroom units range from 388 to 452 sqft, while two-bedroom units span 947 to 1,152 sqft. The split between compact studios/one-bedders and genuinely spacious two-bedroom units is characteristic of Fragrance Realty’s approach: maximise unit count by including a tranche of ultra-compact units while offering larger configurations for owner-occupiers and families.
The one-bedroom units at 388–452 sqft are compact by any standard — these are studio-sized in everything but name. They suit singles, couples without children, or investors focused purely on rental yield. At a median price of $642,000, these smaller units represent the bulk of the sub-$700K freehold entry point that defines The Cotz’s market positioning. Layouts are efficient rather than generous: expect a combined living-dining area, a galley or open kitchen, a single bedroom, and a bathroom. Storage is limited, and furniture selection requires careful spatial planning.
The two-bedroom units at 947–1,152 sqft are a different proposition entirely. These are spacious by current new-launch standards — a comparable two-bedroom in a 2024 launch would typically measure 650–750 sqft. The larger two-bedroom variants at over 1,100 sqft offer enough room for a small family and approach three-bedroom territory in practical living space. These units appeal to owner-occupiers who want the freehold tenure and Telok Kurau address without the cramped feeling of the smaller configurations.
The five-storey building height means no dramatic skyline views, but upper-floor units enjoy reasonable ventilation and natural light. The low-rise format is consistent with Telok Kurau’s character as a landed and low-rise residential area — The Cotz blends into the streetscape rather than towering above it.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 14 | $1,507 | $638,214 |
| 3 BR | 1 | $1,151 | $1,375,000 |
Pricing & Market Position
Based on 15 recorded transactions, sale prices range from $501,000 to $1,375,000, averaging $687,333 (~$1,632 psf).
Rents range from $1,500 to $4,200 per month across 99 rental transactions. Current rental yield sits at approximately 4.3%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 16.1% (from $1,428 to $1,657 psf).
Neighbourhood Comparison
In the District 15 East Coast corridor, The Cotz ($1,657 psf, freehold, 48 units, TOP 2012) occupies the value end of a market now dominated by premium new launches. Grand Dunman ($2,537 psf, 99-year, 1,008 units) is a mega-development with full-scale facilities, integrated retail, and direct Dunman MRT access — but at 53% higher PSF with only 99 years of lease. Emerald of Katong ($2,640 psf, 99-year, 846 units) offers a similar value gap: modern finishes and MRT integration at a 59% premium, but buyers sacrifice freehold tenure for a brand-new 99-year lease.
The Continuum ($2,790 psf, freehold, 816 units) is the most direct freehold competitor, offering the same perpetual tenure but at a 68% PSF premium with full condominium-scale facilities. Tembusu Grand ($2,462 psf, 99-year, 638 units) and Amber Park ($2,538 psf, freehold, 592 units) round out the competitive set at similarly elevated PSF levels. The pattern is clear: The Cotz trades at roughly 60–70% below comparable new launches in the same district.
The comparison is not apples-to-apples. Grand Dunman and Emerald of Katong offer modern facilities, brand-new finishes, and MRT-integrated designs that The Cotz cannot match. But The Cotz offers something none of the 99-year competitors can: freehold tenure at a quantum under $700,000. For investors focused on yield (4.3% gross vs the 2.5–3.0% typical of new launches) and capital preservation through freehold tenure, The Cotz represents a fundamentally different value proposition — one that trades lifestyle amenities for financial efficiency.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE COTZ | Freehold | 2012 | 48 | $1,632 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates THE COTZ across multiple dimensions.
What Residents Say
“Good location in the Telok Kurau area. Quiet neighbourhood, close to East Coast Park and Katong food options. Small development so you get to know your neighbours. Pool is small but rarely crowded.”
— Resident feedback via PropertyGuru
“For budget-conscious entry investors looking for less than $450K, The Cotz offers relatively cheap private apartments. Freehold somemore. But don’t expect much in terms of condo facilities — it’s basically a walk-up with a pool.”
— Forum discussion via CondoSingapore
“Telok Kurau is one of those East Coast pockets that flies under the radar. Lots of good food nearby, landed houses give it a village feel. The Cotz is nothing fancy but the location is solid.”
— Property discussion via 99.co
Resident and market commentary on The Cotz follows a consistent pattern: praise for the Telok Kurau location and freehold value proposition, tempered by realistic assessments of the facilities and build quality. The development attracts a mix of young professionals renting compact one-bedroom units, small families occupying the larger two-bedroom configurations, and investors who view the sub-$700K freehold entry as a long-term hold with steady rental income. The tenant profile skews toward working professionals who value the East Coast lifestyle and proximity to Katong-Joo Chiat dining over resort-style condo living. The small community of 48 units means residents tend to recognise their neighbours — a quality that some value highly and others find limiting compared to the anonymity of larger developments.
Strengths & Weaknesses
- Freehold tenure — no lease decay, no CPF restrictions, permanent land value preservation
- Sub-$700K median price — one of the most affordable freehold entries in District 15
- 4.3% gross rental yield with 98 rental transactions — strong income generation track record
- Telok Kurau Road location — quiet, tree-lined residential enclave with village-like charm
- PSF recovery trend: $1,354 → $1,599 → $1,657 — 22% rebound from trough
- Marine Terrace TEL station (0.80 km) — TEL provides direct CBD connection via Shenton Way
- Telok Kurau Primary School within 290 m — priority 1-km enrolment zone advantage
- Proximity to Katong-Joo Chiat heritage belt — walkable dining, cafes, Peranakan culture
- Low maintenance fees — 48-unit scale with minimal facilities keeps quarterly costs manageable
- Minimal facilities — pool, BBQ, fitness corner only; no gym, tennis court, or function room
- Fragrance Realty build quality — budget developer DNA visible in finishes and common areas
- One-bedroom units at 388-452 sqft are genuinely compact — limited liveability for couples
- No MRT within 500 m — Marine Terrace TEL at 800 m and Kembangan EWL at 860 m require a walk
- Only 48 units — too small for vibrant community or active management committee
- Walkability score of 55 — moderate; daily amenities require some effort to reach on foot
- No basement carpark — five-storey walk-up design with limited parking
- Competing against $2,400-2,800 PSF new launches that offer vastly superior facilities
- En-bloc potential score of 34 — small site and low plot ratio limit redevelopment upside
Verdict
The Cotz’s investment case is unusually straightforward for a Singapore condo: this is a freehold yield play at a sub-$700K entry point in District 15. At a median price of $642,000 with a 4.3% gross rental yield backed by 98 rental transactions, the numbers tell a clear story. Freehold tenure eliminates lease-decay risk entirely — no CPF usage restrictions, no financing cliff, no gradual erosion of land value as a 99-year clock ticks down. For investors comparing The Cotz against leasehold alternatives in the $600K–$800K range, the freehold premium is modest and the yield is competitive.
The PSF trend supports cautious optimism. After dipping from $1,428 to $1,354 over two years, prices have recovered sharply to $1,599 and then $1,657 — a 22% rebound from the trough. The arrival of Marine Terrace MRT on the Thomson-East Coast Line, approximately 800 m away, has been a meaningful catalyst. While 800 m is not doorstep MRT access, the TEL connection to the CBD via Shenton Way and Marina Bay has tangibly improved The Cotz’s commuter proposition and, by extension, its rental appeal.
Where The Cotz falls short is in everything beyond the spreadsheet. Fragrance Realty’s budget-developer DNA is visible in the minimal facilities, compact common areas, and no-frills finishes. The 48-unit scale means there is no critical mass for a vibrant community or active management committee. The one-bedroom units at 388–452 sqft are genuinely small — liveable for singles or couples, but not for anyone who accumulates belongings or works from home regularly. And while Telok Kurau is a charming neighbourhood, the walk to the nearest MRT is long enough to be a daily friction point rather than a non-issue.
The competitive landscape is the real pressure point. Grand Dunman ($2,537 psf), Emerald of Katong ($2,640 psf), The Continuum ($2,790 psf), Tembusu Grand ($2,462 psf), and Amber Park ($2,538 psf) are all new or recent launches in the District 15 corridor at dramatically higher PSF levels. The Cotz is not competing with these developments on lifestyle, prestige, or facilities — it is competing on a completely different axis: affordable freehold entry with income generation. Buyers who understand this distinction will find genuine value here. Buyers expecting a mini version of Amber Park will be disappointed.